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I have a great career opportunity in Atlanta, so I'm already scoping out homes to buy. Well, I came across a site that has homes ranging from $69,000 to $89,000 in Lithonia. For that price range you figure they'd be in need of extensive repair, right? On the contrary, they are actually very nice homes with current updates. Here's the link in case anyone wants to look at the houses (and their addresses and zip codes).
The problem is, my mother always taught me that if something is too good to be true it probably is. So here's my question: What's the catch? Is it typical for homes in Lithonia to be priced in that range? Because I'm thinking it has to be one (or more) of the following:
- High property taxes "make up" for the cheap price and balance out the price
- The neighborhood leaves much to be desired
- The school system in that area needs help
- The homes are just aesthetically pleasing but will fall apart in a few years (Yes, I know a home inspection will remedy that but I don't even want to put in an offer and get to that point if that is the case.
So which is it? Please, anyone familiar with that area, anything you can tell me will be greatly appreciated. I plan to fly down when my job offer is finalized anyway so I can look firsthand, but I don't want to waste my time if it just isn't for me. I bought my first home in Virginia back in 1994 when I was very young. It was $150,000 and needed tons of work, so any home that cheap makes me nervous (but will CERTAINLY be welcome if it's legit).
Thanks to all! I love this forum and appreciate all the help it has given me.
I just did a search on the FMLS and yep, there's 71 listed in those prices in Lithonia - seems there's a mix of foreclosures, short sales and motivated owners.
Depending on the homes, any of your 'scenarios' might apply! Some may not - they may just be great deals - after all, it IS a buyers market and sellers need to be extremely motivated to sell with so much 'competition'.
Yes, inspections will determine which ones are structurally sound or in need of work.
A quick check of tax records will show you the difference in taxes in different areas.
Every city has areas that people find more desirable than others - just depends on personal preference (and maybe crime statistics that can be obtained from local authorities)
Schools - well, every county has their own best and worst - a little checking can determine those as well.
Have you considered any other areas besides Lithonia? What do their markets look like? What area will you be working in? (Sorry for so many questions!)
Most of your fears you stated are true about Lithonia unfortunately. Now I have been there several times and almost bought a business that was doing very well there. But my experience with the city is limited and primarily hersay from what other people have said on the boards prior. Lithonia is primarily a city where African Americans liked to move. I have no idea why, but a lot them move there or the Cascade area. Before the recession hit, there were a lot of wealthy African Americans moving there, once again I dont know why, as it was a pretty poor area and still is. I think a few developers opened up some nice upscale subdivisions and wealthy people started moving there, but once the economy bombed I think a lot of that growth has stopped. Look in the archives on here and you will see a lot of people mentioned very high crime, very poor school systems, etc. The one thing that it does have going for it is StoneCrest Mall which is doing very well and growing like crazy.
Any house in the Lithonia area for under 250K is one you should avoid, IMHO. Nice houses out there for sure. What you can't see online are the unkempt lawns, the cars parked in the street and piled up in the driveway, you can't hear the music blaring so loud from the car passing through that it makes the mirrors in the house a half a block away shake, and you can't see the spontaneous drinking and smoking street-party that starts up at 9pm on a Tuesday night. The Atlanta metro is unique in that even the poor can live in huge 3000 square foot homes with a two car garage(cheap to rent and own them). That's great and all but if you can afford more and opt for the cheap home in a more rundown part of town, don't feel frustrated at the class of people who are also able to buy that $70,000 house.
All of the schools in Lithonia are bad(neighborhood schools). Those with money out there send their kids to public school in North Dekalb, private school, or one of the theme schools in the area(which are actually quite good). Crime is higher in the lower income neighborhoods, in some areas of this part of Dekalb, it's basically living on Bankhead(the mindset of the people) but instead of bungalows all the homes are two story four bedroom homes.
Your mom was right, if it looks too good to be true it is, save yourself a headache and either up your price range or move farther out.
Just to be clear...there ARE very very nice homes in Lithonia in solid low crime communities. They just aren't that cheap. There are a higher concentration of nice sibdivisions and neighborhoods south of I-20.
Thank you truly to everyone who responded. I appreciate all the feedback.
I talked to a family member who moved away from Atlanta 2 years ago, and her exact words to me were "No, no, NO to Lithonia, proceed with caution in Stone Mountain." So, I suppose that Lithonia is out of the question. I know that there are good and bad areas in each city and town, but the school system has killed it for me. Hubby and I have a 15-year-old daughter and we don't fancy sending her to school in an area where violence is the answer to everything. I was just jazzed about the home prices and thought I'd hit the jackpot, especially since we already own two other homes .
My family member did tell me that she thinks Smyrna or Vinings would be more well-suited to my needs and desires, though. She said that Kennesaw (sic) and Alpharetta are also nice areas with good school systems, but she said I may not like the commute into Atlanta every day.
Does anyone have firsthand knowledge of the Smyrna, Vinings, Kennesaw or Alpharetta school systems? I will do my research online of course, but I've found that firsthand knowledge is always better. I went to the 2nd oldest high school in the country--and it was an application only, IB Magnet School--but the school definitely had its share of problems with fights and violence, so great academic scores do not a "good" school make. Thanks!
You really need to tell us where exactly you are working and what your price range is. Just saying in Atlanta can be a big difference between commutes. All the areas you mentioned are pretty good areas, but the commutes can differ drastically depending on where you are driving and at what time. I personally love the Smyrna/Vinings areas, but it is an area where a lot of young professionals live as it is out of the perimeter and you can get a lot more land/house for your money, but still only be 15 mins from downtown. The schools there are hit or miss, but overall pretty good and crime is pretty low. Kennesaw and Alpharetta are strictly suburbs so you are looking at some of the best schools in the state and even country (Alpharetta esp), very low crime and large lots and houses. The caveat is you are looking at anywhere from a 40 min-hour plus drive to downtown. Alpharetta is home to many of the technology companies and was named one of Forbes magazines best places to live in 2009. As such there are a large number of very wealthy people that live there. All of these cities are predominately Caucasian. All of these places are pretty hot also, so you will be paying a pretty penny for decent house there, although I havent checked lately townhomes running in the 100K+, and homes running 200K+ easily.
You really need to tell us where exactly you are working and what your price range is. Just saying in Atlanta can be a big difference between commutes. All the areas you mentioned are pretty good areas, but the commutes can differ drastically depending on where you are driving and at what time.
Unfortunately, where I will be working is still up in the air. It's a government job so I will either be at the CDC or (as they put it) "2 other undisclosed government locations". The only thing they could specifically tell me is that it will be in Atlanta, but they can't disclose specific addresses until I sign the contract (because of security reasons). So unfortunately, I'll just have to wait and see when it comes to the specifics .
Quote:
Originally Posted by ecuresident
I personally love the Smyrna/Vinings areas, but it is an area where a lot of young professionals live as it is out of the perimeter and you can get a lot more land/house for your money, but still only be 15 mins from downtown. The schools there are hit or miss, but overall pretty good and crime is pretty low.
So far, it looks like Smyrna/Vinings will be the best fit for us. We're going to have to just be incredibly meticulous about choosing a home around our daughter's prospective school and vice-versa. I plan to make several trips before we decide on what area in which to settle, and I plan to do some firsthand observing at each school as well.
Quote:
Originally Posted by ecuresident
Kennesaw and Alpharetta are strictly suburbs so you are looking at some of the best schools in the state and even country (Alpharetta esp), very low crime and large lots and houses. The caveat is you are looking at anywhere from a 40 min-hour plus drive to downtown..
Now honestly, that could be a problem for me. I did a 1.25 hour commute twice a day while living in California, and honestly didn't like it. People say you get used to it, but I've found that the case isn't so much that you "get used to it", it's that you just throw your hands up in defeat and accept that there's nothing you can do about it.
Quote:
Originally Posted by ecuresident
Alpharetta is home to many of the technology companies and was named one of Forbes magazines best places to live in 2009. As such there are a large number of very wealthy people that live there. All of these cities are predominately Caucasian. All of these places are pretty hot also, so you will be paying a pretty penny for decent house there, although I havent checked lately townhomes running in the 100K+, and homes running 200K+ easily.
Thanks so much for all the information. I don't mind a predominately Caucasian area as long as they don't bother us, or their children don't bother my child in school. I went to school in Hampton, MD so been there, done that .
Again, thanks to all for the information. I really feel better now.
Be careful buying a home in the northern suburbs. Your neighborhood will be filled with child molesters and all of the kids in high school use meth. Lots of serial killers in the northern suburbs
Be careful buying a home in the northern suburbs. Your neighborhood will be filled with child molesters and all of the kids in high school use meth. Lots of serial killers in the northern suburbs
Why do I get the feeling that you're trying to make some kind of point?
The CDC offices north east of downtown Atlanta, in the Emory and Buford Highway areas primarily. If you get fed. work in Downtown Atlanta, there are other federal agencies located there ( Social Security, HUD, etc).
I would avoid DeKalb county if you plan to use public schools. There are too many problems plaguing the system where SACS accreditation could be revoked and for now, if you have a high school-aged child, it is best to avoid this area until this issue is cleared up.
If you still want DeKalb, consider the Dunwoody, Tucker or Druid Hills areas, but of the 3 the Lakeside cluster (Druid Hills/Emory) is the strongest one (in the North Dekalb areas).
Maybe you could consider Gwinnett (North East) or North Fulton (Alpharetta/Roswell/Sandy Springs areas). I would focus on those areas if I wanted very strong public schools but they are harder commutes to Downtown ATL.
If you work in Downtown Atlanta, Cobb County is mostly convenient and overall most of the school systems there are strong.
Good Luck to you.
Last edited by SW30303; 06-19-2011 at 12:03 PM..
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